What share of homes in Nassau County are owner-occupied?

About 63% of the 44,636 residential parcels in the 215 communities tracked here are homesteaded, the state’s owner-occupancy proxy; roughly 37% are not owner-occupied.

Which Nassau County neighborhoods have the most investors?

Lowest homestead share: Liberty Cove (0%), Turtle Dunes (3%), Sandcastle Condo (4%), Ship Watch (10%), Sea Dunes (10%), Forest Ridge Village (12%).

How many Nassau County homes are owned from out of state?

About 11% of the tracked parcels have an owner mailing address outside Florida; the highest concentrations are Sea Dunes, Ship Watch, Turtle Dunes, Beach Walker Village.

Owner-Occupied vs Investor Neighborhoods in Nassau County

Who owns a neighborhood tells you how it will behave: homesteaded blocks turn over slowly and vote for the HOA budget; investor-heavy ones rent, flip and swing with the market. Florida publishes the answer parcel by parcel on the county property appraiser’s roll, and this page rolls it up for every Nassau County community we track — the homestead share (owner-occupancy), the estimated non-owner-occupied share, out-of-state owners and LLC/trust ownership.

Across 215 Nassau County communities and 44,636 residential parcels on the 2025 Florida DOR roll, 63% of homes are homesteaded — the owner-occupancy proxy — and 37% are not; 11% are owned from out of state and 14% are held by an LLC, corporation or trust. Oaks At Bristol is the most owner-occupied community in the county at 90%; Liberty Cove the most investor-held at 0% homesteaded.

Most owner-occupied communities in Nassau County

Community	City	Homesteaded	Non-owner-occupied	Parcels	Built (median)
Oaks At Bristol	Yulee	90%	10%	51	2016
Parkview	Fernandina Beach	88%	12%	51	2011
Turning Leaf	Callahan	88%	12%	50	2011
Selva Verda	Fernandina Beach	88%	12%	66	1985
The Trails	Callahan	88%	12%	32	2006
Riverside S/d	Fernandina Beach	88%	12%	48	1993
Riverside	Fernandina Beach	88%	12%	48	1993
Sea Grove	Fernandina Beach	87%	13%	53	2000
Glen Laurel	Yulee	86%	14%	59	2001
Isleworth	Fernandina Beach	86%	14%	57	2004
Parkway North	Fernandina Beach	86%	14%	64	1997
Spring Lake Estates	Callahan	85%	15%	239	2003
Ocean Walk	Fernandina Beach	85%	15%	41	1996
Buckhead	Bryceville	85%	15%	79	2007
Gray Gables	Callahan	85%	15%	33	1996
Ocean Oaks	Fernandina Beach	85%	15%	52	1998
Coastal Oaks at Fernandina Beach	Fernandina Beach	84%	16%	58	2018
High Pointe	Fernandina Beach	84%	16%	32	2014
Deer Run	Callahan	84%	16%	31	2017
Island Grove	Fernandina Beach	84%	16%	55	1985
5115 Parkway	Fernandina Beach	83%	17%	84	1992
Harrison Cove	Fernandina Beach	83%	17%	36	2003
Sound Point	Fernandina Beach	83%	17%	89	2001
Spanish Oaks	Fernandina Beach	83%	17%	94	2001
Plantation Point	Fernandina Beach	83%	17%	70	1994

Most investor-held communities

Lowest homestead share — rentals, second homes and flips concentrate here.

Community	City	Homesteaded	Non-owner-occupied	LLC / trust	Parcels
Liberty Cove	Yulee	0%	100%	100%	65
Turtle Dunes	Amelia Island	3%	97%	33%	58
Sandcastle Condo	Fernandina Beach	4%	96%	36%	44
Ship Watch	Fernandina Beach	10%	90%	30%	94
Sea Dunes	Fernandina Beach	10%	90%	45%	58
Forest Ridge Village	Fernandina Beach	12%	88%	15%	102
Beach Walker Village	Fernandina Beach	22%	78%	30%	188
Courtside Village	Amelia Island	26%	74%	30%	86
Sandpiper	Fernandina Beach	29%	71%	29%	63
American Beach	Fernandina Beach	30%	70%	21%	125
Del Webb Wildlight	Yulee	30%	70%	55%	502
Piper Dunes	Amelia Island	32%	68%	37%	54
Concourse Crossing	Fernandina Beach	32%	68%	11%	167
Deep Creek Plantation	Bryceville	33%	67%	4%	46
Blackrock Road	Yulee	37%	63%	54%	331
Beachwood Village	Fernandina Beach	37%	63%	28%	276
Beachside	Fernandina Beach	39%	61%	34%	62
Georgia's Fdna Beach	Fernandina Beach	40%	60%	26%	719
Amelia Bay Estates	Fernandina Beach	42%	58%	6%	33
Tributary	Yulee	43%	57%	32%	566
Mariners Walk Villas	Fernandina Beach	43%	57%	13%	30
Seaview	Fernandina Beach	45%	55%	24%	753
Dunes Club Villas	Fernandina Beach	46%	54%	36%	56
Ellis Landing	Fernandina Beach	47%	53%	23%	772
Southern Pines	Hilliard	50%	50%	10%	131

Most out-of-state owners

Community	City	Out-of-state	Homesteaded	Parcels
Sea Dunes	Fernandina Beach	76%	10%	58
Ship Watch	Fernandina Beach	72%	10%	94
Turtle Dunes	Amelia Island	67%	3%	58
Beach Walker Village	Fernandina Beach	60%	22%	188
Sandcastle Condo	Fernandina Beach	57%	4%	44
Forest Ridge Village	Fernandina Beach	55%	12%	102
Courtside Village	Amelia Island	55%	26%	86
Blackrock Road	Yulee	51%	37%	331
Beachwood Village	Fernandina Beach	45%	37%	276
Piper Dunes	Amelia Island	44%	32%	54
Beachside	Fernandina Beach	44%	39%	62
Sandpiper	Fernandina Beach	41%	29%	63
Mariners Walk Villas	Fernandina Beach	40%	43%	30
Captains Court Villas	Fernandina Beach	38%	60%	87
Georgia's Fdna Beach	Fernandina Beach	33%	40%	719

Highest LLC, corporate or trust ownership

Community	City	LLC / trust	Homesteaded	Parcels
Liberty Cove	Yulee	100%	0%	65
Del Webb Wildlight	Yulee	55%	30%	502
Blackrock Road	Yulee	54%	37%	331
Sea Dunes	Fernandina Beach	45%	10%	58
Piper Dunes	Amelia Island	37%	32%	54
Sandcastle Condo	Fernandina Beach	36%	4%	44
Dunes Club Villas	Fernandina Beach	36%	46%	56
Captains Court Villas	Fernandina Beach	34%	60%	87
Beachside	Fernandina Beach	34%	39%	62
Lofton Creek	Yulee	34%	50%	107
Turtle Dunes	Amelia Island	33%	3%	58
Tributary	Yulee	32%	43%	566
Courtside Village	Amelia Island	30%	26%	86
Ship Watch	Fernandina Beach	30%	10%	94
Beach Walker Village	Fernandina Beach	30%	22%	188

How to read this

Homestead exemption is claimed by owners who live in the home as their primary residence, so the homestead share is a close proxy for owner-occupancy; the non-owner-occupied estimate is its complement adjusted for parcels that cannot claim it. Out-of-state and LLC/trust shares come from the owner mailing address and owner name on the roll. Communities are matched to parcels by subdivision and street; figures are for the parcels matched (n shown), not necessarily every home. Source: Florida Department of Revenue NAL assessment roll, 2025, compiled by Momentum Research, September 2026. Back to homes for sale in Nassau County.